RODMELL CONSERVATION AREA CHARACTER APPRAISAL April 2007 In May 2007 Lewes District Council approved this document as planning guidance and therefore it will be a material consideration in the determination of relevant planning applications. Acknowledgements With thanks to John Harvey, of Rodmell Parish Council, who kindly showed me round the village. This document has been written and illustrated by: The Conservation Studio, 1 Querns Lane, Cirencester, Glos GL7 1RL. Tel: 01285 642428 Email: [email protected] Website: www.theconservationstudio.co.uk Contents: Page 1 Summary 1 1.1 Key positive characteristics 1 1.2 Recommendations 1 2 Introduction 2 2.1 The Rodmell Conservation Area 2 2.2 The purpose of a conservation area character appraisal 2 2.3 The planning policy context 2 2.4 Community involvement 3 3 Location and landscape setting 4 3.1 Location and activities 4 3.2 Topography and geology 4 3.3 Relationship of the conservation area to its surroundings 5 3.4 Biodiversity 5 4 Historic development and archaeology 6 4.1 Historic development 6 4.2 Archaeology 7 5 Spatial analysis 10 5.1 Plan form, site layout and boundaries 10 5.2 Landmarks, focal points and views 11 5.3 Open spaces, trees and landscape 11 5.4 Public realm 12 6 The buildings of the conservation area 13 6.1 Building types 13 6.2 Listed buildings 13 6.3 Positive buildings 13 6.4 Building styles, materials and colours 14 7 Issues 17 7.1 Key positive characteristics 17 7.2 Key negative characteristics 17 7.3 Key issues 18 8 Recommendations 20 8.1 The quality of new development 20 8.2 Protecting the rural character of the conservation area 20 8.3 Site specific issues 20 8.4 Boundaries 20 8.5 Traffic management 20 8.6 Conservation Area boundary review 20 APPENDICES Appendix 1 The historical development of the Ouse Valley 21 Appendix 2 Local Plan policies 23 Appendix 3 Bibliography 24 Appendix 4 Townscape Appraisal Map 26 HISTORIC MAPS 1839 Rodmell 8 1873 Ordnance Survey 8 1908 Ordnance Survey 9 1929 Ordnance Survey 9 1 SUMMARY 1.1 KEY POSITIVE CHARACTERISTICS 1.2 RECOMMENDATIONS This Character Appraisal concludes that the key This Character Appraisal makes the following positive characteristics of the Rodmell recommendations (summary): Conservation Area are: • Protect the conservation area from • Small linear village based on a winding inappropriate new development; country lane, with a variety of historic • Ensure the use of traditional materials and buildings, most notably St Peter’s Church; details for any new buildings; • Attractive location on the lower slopes • Control new garages very carefully; of the South Downs, with the River Ouse • Protect the rural character of the valley to the east; conservation area; • Just five kilometres away from Lewes, the • Seek improvements to the Abergavenny county town of East Sussex; Arms; • Informal layout of the houses, cottages, • Protect existing boundaries and resist the barns and other outbuildings mainly associ- further loss of front gardens for car parking; ated with agriculture; • Consider ways of improving the junction of • Spacious plots often defined by flint walls, the village street with the C7; which are an important characteristic • Amend the conservation area boundary feature of the village; slightly: • Grass verges are also significant; o Add the whole of the garden to • Use of thatch, red clay roof tiles, red brick, Bankside; flint and painted weather-boarding; o Add a small piece of land off Mill Lane; • Stunning views of the South Downs and o Add the whole garden of Parkfield and beyond; Barns Croft. • 1960s and later housing development has been integrated into the historic layout with mixed success. View along the village street Protect the rural character of the conservation area LEWES - RODMELL CONSERVATION AREA 1 2 INTRODUCTION 2.1 THE RODMELL CONSERVATION AREA relevant to the Rodmell Conservation Area, is set out in “Planning Policy Guidance Note 16: Rodmell is a small downland village located Archaeology” (PPG16). some five kilometres to the south of Lewes. The conservation area, which was designated in 1972, This document therefore seeks to: covers almost the entire settlement, including a section of the C7, the secondary route between • Define the special interest of the Rodmell Lewes and Newhaven, and a meandering country Conservation Area by analysing its historical lane, ending in a loop at the eastern edge of the development, landscape setting, spaces, village. The boundary includes a variety of timber- buildings and activities; framed, brick and flint cottages and houses, many • Identify negative features and provide a list of them listed, and the mid-12th century church of improvements and actions, most of which of St Peter’s. Of interest to followers of the will be the responsibility of Lewes District Bloomsbury Set is Monks House, now owned by Council; the National Trust and for many years the home • Carry out a review of the existing of Virginia and Leonard Woolf. The location at the conservation area boundary and make foot of the steep scarp slope (part of the South recommendations for change as appropriate. Downs Area of Outstanding Natural Beauty) which leads up to summit of the Downs provides English Heritage recommends that once a stunning views in many directions. character appraisal is completed, a further docu- ment, the Management Proposals, is drawn up, 2.2 THE PURPOSE OF A CONSERVATION ideally with the help and co-operation of the local AREA CHARACTER APPRAISAL community. This would provide more detailed guidelines to prevent harm and achieve enhance- Conservation areas are designated under the ment, based on the various issues identified in the provisions of Section 69 of the Planning (Listed character appraisal. It is hoped that the District Buildings and Conservation Areas) Act 1990. A will be able to fund this more detailed work at conservation area is defined as “an area of special some stage in the future. architectural or historic interest the character or appearance of which it is desirable to preserve or Survey work for this document was carried out in enhance”. October 2006 by The Conservation Studio, when a full photographic record was also taken of the Section 71 of the same Act requires local planning area and its buildings. Unlisted buildings which authorities to formulate and publish proposals make a positive contribution, trees, water courses, for the preservation and enhancement of these views and areas and buildings for enhancement conservation areas. Section 72 also specifies that, were noted amongst other matters and recorded in making a decision on an application for on a Townscape Appraisal Map. The omission of development within a conservation area, special any particular feature does not imply that it is of attention must be paid to the desirability of no significance. preserving or enhancing the character or appearance of that area. Additionally the existing boundary of the conser- vation area was carefully surveyed and additions In response to these statutory requirements, and deletions considered. These are detailed in this document defines and records the special Chapter 8 Recommendations. architectural and historic interest of the Rodmell Conservation Area and identifies opportunities 2.3 THE PLANNING POLICY CONTEXT for enhancement. It is in conformity with English Heritage guidance as set out in “Guidance on This document therefore provides a firm basis on conservation area appraisals” (August 2005). which applications for future development within Additional government guidance regarding the the Rodmell Conservation Area can be assessed. management of historic buildings and conservation It should be read in conjunction with the wider areas is set out within “Planning Policy Guidance development plan policy framework as set out 15: Planning and the Historic Environment” (PPG15). in the East Sussex Structure Plan 1991-2011, the Government advice on archaeology, which is Brighton and Hove Structure Plan 1991-2011, and 2 LEWES - RODMELL CONSERVATION AREA in Lewes District Council’s Local Plan, adopted in the extent of the conservation area boundary March 2003. was discussed, along with some of the main problems and issues which face the community. In the Local Plan, there are no site specific policies, Following this meeting, a first draft was agreed but Inset Map No. 18 confirms that the following with the District Council and the document was general policies apply to the whole settlement of then put on the District Council’s website from Rodmell, including the conservation area: mid-December 2006 for six weeks. After the completion of this period of public consultation, • A Planning Boundary defines the extent of the final draft was produced and the document allowable development around Rodmell. illustrated and printed. This encompasses the built-up part of the conservation area, and is tightly drawn around the backs of many of the existing properties, preventing development in back gardens. It specifically excludes the follow- ing sites from future development: o Back gardens behind the properties fronting the village street on the north-west side of the village; o The fields and open land on the south- east side of the village, immediately to the north-east of the 1930s cottages facing the C7; o A field to the north of St Peter’s Church; St Peter’s Church o Properties to the south-east of Mill Lane. • Countryside Policies (which limit develop- ment) apply to the land beyond the Planning Boundary; • The South Downs Area of Outstanding Natural Beauty (AONB) covers Rodmell and the surrounding countryside. Other policies in the Local Plan, which relate to listed buildings, conservation areas, archaeology and new development are included at Appendix 2. The 2003 Local Plan will shortly be replaced by a new Local Development Framework. This new plan- Mill Lane ning system was established by the Planning and Compulsory Purchase Act 2004, which abolishes Structure and Local Plans and replaces them with Local Development Documents.